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October 16, 2017

On behalf of the Title Insurance Commission, which serves as an advisory body to the Colorado Insurance Commissioner, the Division of Real Estate (“Division”) would like to remind all Colorado licensed real estate brokers on the changes to the Colorado insurance regulations and how they affect the relationship between the title insurance industry and real estate brokers.

As one of the partners in a real estate transaction, the title insurance industry has to sometimes adjust its relationship to real estate brokers (settlement producers) due to change.

While change can occur in many ways, the recent completion to the new Colorado Insurance Regulations does affect how title companies are changing how they interact with real estate brokers related to marketing.

The new Colorado Title Insurance Regulations 8-1-1, 8-1-2, 8-1-3, 8-1-4 and 8-1-5 replaced Regulation 3-5-1. The final changes to the new Colorado Title Insurance Regulations became effective on March 15, 2017.

Among some of the significant changes made by Title Insurance Regulation 8-1-3 (8-1-3) that changes how a title insurance company markets to real estate brokers (settlement producers) are as follows:

A title insurance company is not permitted to host or subsidize a settlement producer’s holiday party, customer appreciation event, open house for a new office location, or any other similar events.

A title insurance company is not permitted to sponsor or pay a sponsorship fee for a settlement producer’s golf tournament.

A title insurance company is limited to sponsoring a lunch for a settlement producer including, but not limited to, lunch and learn meetings. (Brokers are encouraged to review regulation 8-1-3 and the accompanied 8-1-3 FAQs.)

A title insurance company is not permitted to subsidize the cost of a product subscription for a settlement producer.

A title insurance company is permitted to co-market themselves with a settlement producer as long as the activity is not conditioned on the referral of business and the settlement producer is paying for the correct proportional share of the marketing product or activity. The title insurance company’s co-marketing arrangement with a settlement producer may not defray any expenses for the benefit of a settlement producer or be contingent upon entering into a Marketing Service Agreement (MSA). Title insurance companies are not permitted to enter into a MSA.

A title insurance company cannot provide a meal to the entire office of a settlement producer unless one title insurance company employee is present for every four title producers being present.

A title insurance company can host its own customer appreciation event, open house for a new office location or other similar event that includes food and beverage, only if the event is open to the public and not exclusive to specific settlement producers.

Re-setting the relationship

While the above list is not an exhaustive list of prohibited activities between a title insurance company and real estate brokers, it is a re-set to the former marketing relationship between title insurance companies and real estate brokers. The other long standing prohibitions against title insurance companies providing unlawful inducements have not been changed by the new Colorado Insurance Regulations. Real estate brokers are also prohibited from accepting or giving any remuneration, fee or other thing of value to or from a settlement provider (a title insurance company, a title insurance agency, or a title insurance agent) for the referral of business.

Navigating Title Insurance Regulation 8-1-3

Real estate brokers who have additional questions regarding the rule changes outlined in this advisory should seek advice from their legal counsel or employing broker. Additionally, it is recommended that brokers review the Division of Insurance, frequently asked questions regarding regulation 8-1-3.

The Title Insurance Commission (TIC) serves as an advisory body to the Colorado Insurance Commissioner,concerning title insurance matters. The Commission’s duties include proposing, advising and recommending rules for the administration of the business of title insurance, subject to approval by the Insurance Commissioner. The Division of Insurance (DOI), part of the Department of Regulatory Agencies (DORA), provides staffing and administration for the TIC. More information can be found on the Title Insurance Commission webpage.

October 13, 2017

In part 1 of this two part series, we discussed some of the ways that scammers will steal your identity. This time let's take a look at some ways you can protect yourself.

Lock Down Your Information from identity thieves How can you protect yourself? Make these identity-protecting steps a habit:

Memorize your Social Security number and all your passwords and PINs.

Sign all your credit cards upon receipt and never loan your cards to anyone.

Save all your credit card receipts and match them against your monthly bills.

Report all lost or stolen credit cards immediately, and notify credit card companies and financial institutions in advance of any change in your address or phone numbers.

Order your credit report annually and inspect it for anything suspicious.

When you make Internet purchases, be sure it's through a secure website.

When you complete a credit or loan application, you only need to list the last four digits of credit cards. This is enough information for creditors to match up what's on your credit report.

Most importantly, protect yourself by leaving your "identity" at home, not in your wallet or purse. You should never carry around your birth certificate, passport, PINs or Social Security card. If you carry blank checks, carry only as many as you need-and do not print your driver's license number or Social Security number on your checks. Keep back-up records of all your credit card information in a secure place at home. Finally, don't take out your wallet until you actually need it. Never put it down next to a cash register, on a bar or even on top of your car.

If you become aware of anyone using your identity, immediately notify the creditor involved, law enforcement authorities and the major credit bureaus.

In addition, be extremely wary of companies (even well-established, legitimate companies) that are selling monthly protection plans, there is no 100% guarantee! But, following these guidelines can help decrease the possibility of you becoming a victim of identity theft.

October 11, 2017

Buying a home is often the single biggest investment a person can make. Selling a home can be an overwhelming and confusing transaction. Because of the size and complexity of buying or selling a home, most buyers and sellers hire a professional advisor to help them with the process. The Texas Real Estate Commission (TREC) is responsible for licensing real estate service providers in Texas to ensure they are qualified to advise consumers about these transactions. If you are looking for information about the home buying or selling process be sure to check out our consumer resources page where we highlight tools that could help you.

There are two major categories of real estate professionals licensed by TREC.

Sales Agents, who must be sponsored by a broker. Sales agents work with clients on behalf of the broker.

Brokers, who are responsible for all brokerage activities, including acts performed by sales agents sponsored by the broker.

Why are brokers and sales agents required to be licensed?

Real estate brokers and sales agents are licensed for the protection of consumers. Before someone can be licensed to act for a buyer or seller in a real estate transaction, the person must meet certain requirements. To become licensed, each applicant must pass a background check to assess their honesty, trustworthiness, and integrity. Applicants must also complete qualifying education and experience, and pass the licensing exam before they are granted the authority to help guide you through the complicated process of buying or selling a home.

Each company that provides brokerage services must be licensed as a broker and must operate under the direct oversight of an individual who also holds a broker license. Every sales agent is sponsored and supervised by a broker. A broker or sales agent licensed by TREC is not required to become a REALTOR; although many do voluntarily join this private professional organization.

TREC enforces the laws and rules which govern sales agents and brokers. If you have issues or concerns with the broker or sales agent assisting you, or if you feel you are not being represented fairly, you can file a complaint with TREC. TREC has the authority to take action against a licensed broker or sales agent who is not in compliance with the rules and laws of Texas. Additionally, licensed brokers and agents are required by law to put your interests as their client above all others, including the broker’s own interests. This is called acting as a “fiduciary”. It also involves providing the following minimum services:

inform the client of any material information about the property or the transaction received by the broker;

answer the client’s questions and present any offer to or counter offer from the client; and

treat all parties to a real estate transaction honestly and fairly.

Finally, license holders are required to provide certain consumer notices to you. The first time you communicate about a specific property with a license holder, the broker or agent is required to provide you with a form called the “Information About Brokerage Services”. This form describes the different ways a professional can represent you, the minimum services they must provide to you and key business names, licenses and contact information for the sales agent, their sponsoring broker, and any delegated supervisor. All licensed professionals' websites must also contain a link to a copy of the “Consumer Protection Notice” that contains information about filing a complaint and recovery funds.

Do your homework before choosing a broker or sales agent.

It’s important to make sure you work with an agent or broker that you believe will best meet your needs. Talk to a trusted neighbor, family member or friend to get a recommendation. Be sure to interview any persons you may be interested in hiring and ask them questions about their services. Online research can also be a valuable aid in helping you decide. Check out any licensed sales agent or broker using TREC's License Holder Lookup tool and our consumer resources page, where we highlight tools available for homebuyers and sellers. The license holder lookup tool will provide you information about a license holder’s background history; any prior violations of laws or TREC rules; education they have taken in connection with their license; and if the person is an agent, information about the broker who sponsors them.

Fees are not regulated by TREC.

TREC does not regulate the fees paid to any real estate license holder, including buyer’s agents, seller’s agents, brokers, inspectors or appraisers. All fees are set by your agreement with each professional. Before you sign any representation agreement or service agreement, you should carefully review the fees each individual will be charging.

Standard Contract Forms

When buying or selling a home in Texas, professionals licensed by TREC are required to use the appropriate standard form contracts and addenda drafted by TREC’s Broker-Lawyer Committee and adopted by the agency. These forms are carefully written to meet the needs of a typical home sale or purchase and to balance the interests of all the parties involved. A broker or sales agent is permitted to complete these form contracts to reflect the needs of their client, but cannot make recommendations or offer advice which exceeds their level of expertise. Complex or specialized situations may require the use of an attorney to express and protect the client’s interest.

Other people involved in the buying and selling of a home?

In addition to brokers and sales agents, there are other people involved in the buying and selling of a house. Some of these are also licensed by TREC.

Real estate inspectors are individuals licensed by TREC to perform inspections of real property that is part of a real estate transaction. Inspectors provide information on the performance of certain systems that are part of the property. They are required to use the TREC standard report form and are guided by their “standards of Practice” to ensure consistency throughout the home inspection process. There are three types of inspectors:

Apprentice Inspector, who must be sponsored and directly supervised;

Real Estate Inspectors, who must be sponsored and indirectly supervise; and

Professional Inspectors, who can inspect without sponsorship or supervision

Whenever a loan is involved with a real estate transaction, the property will need to be appraised. An appraisal is essentially a written estimate of a home or property’s value based on current market conditions. This estimate is determined by a licensed appraiser and is delivered in an official appraisal report. In most cases, the appraisal will be requested by the buyer’s lender because the lender is looking for assurance that the property is sufficient collateral and worth the amount that the borrower has agreed to pay. Appraisers are licensed by the Texas Appraiser Licensing and Certification Board (TALCB), which is an independent subdivision of TREC. Information concerning licensed appraisers can be found on the TALCB website.

Residential Service Companies are licensed by TREC to offer contracts to consumers for services related to the maintenance of certain systems in the home. Typically, these contracts are offered at the point of sale of a home. The contract can cover a wide range of systems including appliances, plumbing, electrical, pools, and water heaters. Make sure you review each contract and its details before choosing the one. It’s important to note that a residential service company contract is not required when purchasing a home.

October 09, 2017

I received a call from one of the real estate agents that I work with, and I could tell that she had a problem on her hands with one of her listings and needed help from me fast. The home had been on the market for over 90 days, and there was no interest for several reasons.

There were several large dogs in the home, which means dog hair, but the homeowner’s mid-moving state was more than what potential buyers could see past.

The agent was faced with a stressful situation with this home: the sellers had found a house they wanted to buy but could not swing both homes, so they signed a contingent offer on the new home. In the meantime, there was interest from another buyer on that home and all at once the agent was faced with having to sell their existing home in 2 weeks or they would lose the new home. With 90 days on the market and no offers, it was time to make something happen!

I went over to the home and was faced with some real staging challenges. The home was a multi-lev­el, and the entrance oddly came into the lower level where there was a mish-mash of furniture and items half boxed up, a purple wall, and two spare bedrooms right in front of the entrance. Up a half a flight of stairs was the kitchen, dining and living area that was dark, with a sort of odd floor plan to boot. Up another half a flight was the master suite with no doors for privacy, and the bed was right in front of the wide door opening.

If there was an opportunity to be a little overwhelmed as a home stager, this was it!

Not only was the house oddly laid out, the dogs continued to shed, and I had 2 weeks to not only stage the home, but help get a contract in place.

I had little time to stage this home, and little budget to work with. I had to choose my strategy carefully. Here are 3 of the areas I focused on:

Fixed the odd entrance with staging. The entrance was a real deterrent (as described above) and I had to do something with the purple wall and the awkward set up of the room the front door opened into. I made the purple wall look like it was done “on purpose” by bringing in artwork, pillow and accessories that complimented the color, along with some black and white to cut the intensity of the color. I arranged the furniture in a way that segregated the seating area from the entrance, placing the loveseat parallel to the side wall, creating a conversation space that did not immediately open up into the entrance path. This is critical as it removed the feeling that as you entered the house you were invading personal space, and gave the potential buyers a logical pathway to the main part of the house.

Opened up the living space to make it look lighter and brighter. As you went up half a level from the entrance in this house, the living area was on the right, and it was very dark and dingy feeling. Because of the dog hair and half moved status, it just did not have a good feel to the home. I could not bring in new furniture, so I had to figure out a way to make this room feel good and look clean with the existing furniture in the home. The couch had been placed in a way that blocked the light coming in from the window, so I immediately pulled the couches to each side so that the room looked and felt airier, which in turn, helped brighten up the space significantly. The wood looking floor was one of the best aspects of the home, so I made the most of it! I removed the rug from under the coffee table, which helped the room feel more spacious and allowed the floors to be seen without interruption while removing one of my biggest culprits of dog hair. I added pillows, artwork, removed a large chair from the space and placed the coffee table in the middle of the couches with some artificial apples, which also helped the room looked fresh. Here is a before and after of the room:

BEFORE Living Room:

AFTER Living Room:

3. The kitchen was small and needed to look more spacious. Kitchens, like bathrooms, have to be clean and look spacious for your buyers to see themselves living in the home. It is easy to do, and in this case, just a few things made all the difference. First of all, the owners had a frying pan they kept out to cook bacon in, and that had to go! We put that away, and I let them know the stove had to be completely clear of any pans, especially used ones! I cleared the counters of clutter and created a cluster of décor in the back corner of the counter to keep it looking organized with clear spans of counter top in between. I followed a similar strategy for the top of the cabinets. I kept the island completely clear, as the buyer needs to see space in the kitchen, so they feel like they have room to roll out those holiday cookies! Here is a before and after of the kitchen:

BEFORE Kitchen:

AFTER Kitchen:

As you can see, the things I did in these rooms took very little time and very little money!

The results? I got the home staged, it went under contract within days, and the homeowner is happily in their new home!

With 2 weeks to sell the home after being on the market for over 90 days with no interest or offers, it sold in a matter of days, allowing the homeown­er to move to their new place, and the agent to have a nice sale on a property that looked impossible.

Karen Conrad is the owner and designer of Karen Conrad Enterprises, LLC. She is an instructor, speaker, and aut hor of The First 7 Seconds as well as the Home Staging 101 course now available online through VanEd.

October 06, 2017

Your credit score has significantly increased. You receive a bill for a credit card you don't have. You go to apply for a car loan and are denied because of poor credit. You notice $0.01 charges in your checking account. What happened? Most likely, you've had your identity stolen.

Identity theft is when, by trickery or using publicly available date, someone obtains personal information about you, assumes your identity, and applies for credit cards, checking accounts or other financial access. The crook has become "you." They can now go on a spending spree, using up your good credit and reputation.

To protect yourself, be vigilant about protecting your personal information. This means not giving out credit card numbers, bank account numbers, Social Security numbers, your birth date, or even your mailing address over the phone unless you initiate the call. Protect your incoming and outgoing mail - and your trash - from thieves.

Multiple MethodsThieves use a variety of methods to obtain your information including "dumpster diving," where they go through your trash for mail or papers that contain personal information, such as your Social Security number on an old tax form or a mailing from your credit card company. These papers are a gold mine to an identity thief. You can block thieves by buying - and using - a shredder. Shred all documents containing personal information before you discard it.Identity thieves also use "skimming," "phishing" or just a simple change of address.

Skimming is when someone steals credit or debit card numbers by using a special storage device when processing your card. This can happen anywhere, so be sure to watch when they scan your card at a store, restaurant or gas station.

Phishing is when false financial institutions or companies send spam or pop-up messages on a website to get you to reveal your personal information. Remember: no legitimate company is going to ask for your personal information unless you contact them.

Lastly, some thieves will divert your billing statements to another location by changing your address. Keep track of when you receive your bills and statements. If one doesn't show up, contact the company immediately.

If you become aware of anyone using your identity, immediately notify the creditor involved, law enforcement authorities and the major credit bureaus. Next week we'll discuss steps you can take to lock down your information.

Did you know VanEd also offers the course "Stolen Identity from A-Z"? It's one of the courses in our non-credit Professional Development Series. Those can be found online by clicking here.

October 04, 2017

The master bedroom is one of the most critical rooms to stage, especially if you live in the home while you are trying to sell.

Here are 10 steps for staging your master bedroom:

Store away personal effects and personal artwork, unless it conveys the feeling you are trying to express in this room.

You will be removing any sign of nightgowns, robes, photos, makeup, and books—unless, of course, you are trying to make use of one of these items, such as a book or perfume, as a decorative item to match your theme of décor or as a product placement item. In fact, the master bedroom should have no personal items at all.

The buyer should not feel as though they are invading your privacy through the personal items inside the room.

In terms of furniture placement, there are a few techniques you can use. Try placing the bed at an angle for vacant homes in order to create something more spacious and more visually appealing. You could also try adding some chairs and tables so that a large master bedroom does not feel so empty.

The bed should be made neatly, and the covers should look new or luxurious.

To add a dramatic splash of color, simply add some decorative, colorful pillows to the bed over the neutral or white bed­spread, then tie that color in with the flowers you choose, drapery, artwork, and/or accessories.

You may want to add a throw to the foot of the bed or on a chair to tie it all together.

You could use linen spray or scented candles in the room to keep it smelling beautiful. You can find some of these items at your local dollar store, and the small investment will yield maximum benefit. These atmospheric solutions will contribute to the sense of fresh beauty that should emanate from the master bedroom.

Open windows during the day when possible to be sure the master bedroom has a nice, fresh, clean scent and is well aerated so that it does not smell stuffy.

Make the room feel open and bright, and let in as much natural light as possible.

Flank the bed with lamps to create softness and coziness. Light does wonders, especially lamps with soft white light bulbs. Changing the lighting of the room is a great technique to add brightness or to create a romantic feeling for the room.

The bedroom should be extremely clean—be sure to get rid of any old bedding or rugs in the room. Dust and clean every part of your room and furniture.

BEFORE Occupied Mountain Home Master Bedroom:

AFTER Occupied Mountain Home Master Bedroom:

Karen Conrad is the owner and designer of Karen Conrad Enterprises, LLC. She is an instructor, speaker, and aut hor of The First 7 Seconds as well as the Home Staging 101 course now available online through VanEd.

October 02, 2017

The Division of Real Estate and the Colorado Real Estate Commission, working in conjunction with the Forms Committee, have adopted and finalized the 2018 mandatory contracts and forms. As a reminder, the 2018 contracts and forms are posted for educational purposes and are not for use before January 1, 2018.

In keeping with the overall vision to simplify the forms and reduce the number of changes, the Commission will hold off on any future revisions for this grouping of forms until 2021. However, the Commission approved forms may always be modified if there are any:

legislative mandates,

court decisions, or

attorney general opinions warranting changes to any of the forms.

VanEd will update our Contracts and Forms Review course in October to help licensees become familiar with the new forms and any changes that you need to be aware of for the coming year!

Division Recommendation

It is always recommended brokers take a contracts course on the new forms prior to the effective date. In the continued effort to have industry feedback/input drive the forms process, licensees and consumers have the opportunity to offer suggestions on how to improve the forms. You may always submit comments on the forms from the Division’s website.

September 29, 2017

WASHINGTON – The IRS, state tax agencies and the tax industry today offered important tips for how professionals can get started protecting their clients and their business from cybersecurity threats.

All practitioners, from the largest of firms to the smallest of offices, have a legal obligation to protect taxpayer information in their care. That means securing sensitive data from unauthorized disclosure, improper disposal and outright theft.

Explaining how to address security threats is part of the “Don’t Take the Bait” campaign, a 10-part series aimed at tax professionals. The IRS, state tax agencies and the tax industry, working together as the Security Summit, urge practitioners to learn to protect their clients and themselves from cybersecurity threats. This is part of the ongoing Protect Your Clients; Protect Yourself effort.

“More and more, we see the data held by tax professionals being targeted by national and international criminal syndicates that are highly sophisticated, well-funded and technologically adept,” said IRS Commissioner John Koskinen. “No tax (or financial industry) practitioner today can afford to ignore cybersecurity threats or overlook putting in place strong safeguards.”

To get started, preparers can review IRS Publication 4557, Safeguarding Taxpayer Data, which outlines the practitioners’ legal obligations and offers a checklist to help create a security plan.

Most tax professionals are also small business operators. Recently, the Commerce Department’s National Institute of Standards and Technology (NIST) issued new guidance called Small Business Information Security: the Fundamentals. NIST sets cybersecurity frameworks that government agencies, including the IRS, follow

Protecting Clients and Businesses from Cybersecurity Threats

The Security Summit coalition urges tax practitioners to fully review both Publication 4557 and NIST’s Small Business Information Security: the Fundamentals. Here’s a summary of key recommendations:

Publication 4557 initial steps for tax professionals:

Take responsibility or assign an individual or individuals to be responsible for safeguards

Assess the risks to taxpayer information in offices, including operations, physical environment, computer systems and employees

Make a list of all the locations where taxpayer information is kept (computers, filing cabinets, bags and boxes taxpayers may bring in)

Write a plan of how to safeguard taxpayer information. Put appropriate safeguards in place

Use only service providers who have policies in place to also maintain an adequate level of information protection defined by the Safeguards Rule; and

Monitor, evaluate and adjust security programs as business or circumstances change

NIST’s small business guide sets out five action-item categories that can help tax practitioners:

Identify:

Identify and control who has access to business information

Conduct background checks

Require individual user computer accounts for each employee

Create policies and procedures for information security

Protect:

Limit employee access to data and information

Install Surge Protectors and Uninterruptible Power Supplies (UPS)

Patch operating systems and applications

Install and activate software and hardware firewalls on business networks

September 27, 2017

As we get ready to conclude safety month we rewind a post from former VanEd, NAR and nationally recognized safety expert, Andrew Wooten. We encourage all companies and brokers to make Safety training an ongoing and important part of their ongoing commitment to the safety of all real estate professionals.

A safe office is good business. Making your workplace more secure will make your clients feel safe and increase productivity, thereby creating more listings and sales.

Client & Agent Records

The key to staying safe in the real estate industry is knowing your clients and having your office know your schedule-both of which are centered right in your office. Ideally, your workplace has a process in place for meeting clients for the first time, collecting their identifying information, and "checking out" agents for appointments. If your employer does not have a process in place for these standard procedures, here are some tips you can follow that will ensure your safety on the job.

ALWAYS meet new clients in your office, and be sure to introduce them to at least three different people. A would-be assailant doesn't like to be noticed, knowing a person could pick him out of a police lineup.

Have all clients fill out a Prospect Identification Form with name, address, work information, phone numbers, and vehicle information-and verify all information provided before you head out the door with them!

Always tell someone in your office where you're going, who you're meeting and when to expect you back. Create an electronic or paper form for this, or use a white-board that others can check.

Be sure your office has up-to-date contact information on you in case of an emergency.

Be Unpredictable

What about your safety as you head to the office, or leave for appointments? Criminals watch for patterns, so be sure to change up your daily routine. Arrive at work-including weekly or daily locations-at different times. Leave your house and come home at different times. When driving, take different routes to commonly visited places. Park in a different space than you usually park. Random variances in your behavior move you from a predictable target to an unpredictable, difficult person to surprise.

The Night Shift

If you must work alone in the office at night, be prepared! Have your broker walk the entire office with you before everyone else leaves, and make sure all the windows and doors are locked. It's also important that all entranceways and sidewalks are well lit and that you can see your car. Move your car to a safe, nearby spot before the last person leaves the office.

Remember that law enforcement officers are here to help you. When you're working alone at night, call your local police station and let them know you have hot coffee and ask them to have cruisers use your parking lot for meetings and writing reports. Call the police immediately if you see or hear anything suspicious or have a good reason to suspect a crime is being committed.

You can increase the service you bring to your clients by being more aware and comfortable in even the most familiar surroundings. Don't let your focus on a potential sale distract you from being safe. Above all, always remember Andrew's golden rule:

"You are your best weapon, your mind, voice and body. Listen and trust your inner voice. It is the best weapon you have." -- Andrew Wooten, Former VanEd and NAR Safety Expert

September 25, 2017

Strangers are everywhere. Most strangers that your children meet will be nice people, but a few may not be. Parents can protect their children by teaching them how to recognize suspicious behavior and what to do when that happens.

Begin by Defining "Stranger" Start by teaching young children what a stranger is: a stranger is anyone that your family doesn't know well. It's important to teach them that not all "bad strangers" look scary or scruffy. A bad stranger could be the woman at the park, the man in a business suit or the grandpa at the grocery store. You must teach children that you cannot tell if a stranger is nice or not nice by looking at them. They must be careful around all strangers.

But not all strangers are bad. Children need to be able to recognize strangers they can go to for help. Point these helpful strangers out to your kids, including police officers, firefighters, teachers, principals, and librarians. It's also important for children to always go to a public place for help, such as a fire station, a grocery store, a library, or a school. Be sure to point these places out to your children.

"No, Go, Yell, Tell" Next, teach your children what behaviors to be suspicious of and what to do if they run into strangers who act suspicious. In any situation where a child may feel threatened, he should follow "No, Go, Yell, Tell." In a dangerous situation, your child should say NO, run away, yell as loud as he can and tell a trusted adult what happened right away. The following are situations that a child should be suspicious of and tell an adult about.

Someone asks her to disobey her parents or do something without permission

Someone asks him to keep a secret

A stranger asks her for help

A stranger asks the child to go somewhere with him

Someone asks the child to do anything that makes the child uncomfortable

The following situations should be discussed with your children. What would they do? Be sure to walk them through the correct things to do and why the situations are dangerous.

A nice-looking stranger approaches your child in the park and asks for help finding his lost dog.

A woman who lives in your neighborhood-but who your child has never spoken to-invites your child into her house for a snack.

Someone offers your child a ride home.

An adult that your child knows says or does something that makes them feel bad or uncomfortable.

While your child is on her way home from a friend's house, a car pulls over and asks her for directions.

Here are some additional things that you can do to keep your kids safe:

Be sure you know where they are at all times and who they are with. Have a phone number where you can reach them.

Be sure your kids know all your phone numbers and where you are. If your child cannot remember your phone numbers, write them on a card and have them carry the card with them at all times.

Teach your children that they cannot go anywhere without your permission and make them do periodic check-ins.

Teaching your kids what to do in any situation is the key to keeping them away from situations that can turn out badly. So, teach your children what a stranger is, who they can trust, and what to do in suspicious situations.

Guest author Andrew Wooten was the President of Safety Awareness Firearms Education (S.A.F.E.), and spent more than twenty-five years teaching safety to Real Estate Professionals, Law Enforcement and children.